1324 Beechview Dr
Sevierville, TN 37862
$474,900
3 bd · 2 ba · 1,661 sqft · Listed 1d ago
View on Realtor.com →Year built
1975
Sqft
1,661
Lot sqft
28,314
HOA / mo
$0
Furnished
No
List date
2026-10-05T12:25:07.000000Z
Revenue
Annual revenue
$49,110
ADR
$239
Occupancy
56%
Cleaning fees (12 mo)
$10,340
Confidence
Low (46.3), 50 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $44,306
Modern & Cozy | PrimeLocation | Pet friendly | BBQ
House · 3 bd · 2.5 ba · sleeps 10 · 1.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $29,540ADR $252Occ ≈ 32%5★ (30)
Modern & Cozy | PrimeLocation | Pet friendly | BBQ
House · 3 bd · 2.5 ba · sleeps 10 · 1.1 mi
Revenue $39,141ADR $186Occ ≈ 58%5★ (40)
The Hangout #384
Vacation home · 3 bd · 3 ba · sleeps 6 · 1.1 mi
Revenue $37,543ADR $277Occ ≈ 37%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern River Retreat | Fenced Yard & Pet Friendly! House
| 3 bd · 2.5 ba · sleeps 6 | $25,755 | $221 | 32% | 5★ (23) | 0.4 mi | AirbnbVrbo |
Cyndie's Creekside Cottage w/ 3 King Beds &Hot Tub House
| 3 bd · 2 ba · sleeps 8 | $27,535 | $260 | 29% | 4.8★ (19) | 0.8 mi | AirbnbVrbo |
Reed's Riverside Retreatw/ 3 king beds and Hot Tub House
| 3 bd · 2 ba · sleeps 8 | $35,297 | $276 | 35% | 4.7★ (24) | 1.0 mi | AirbnbVrbo |
New Cozy Townhome minutes away from Dollywood Townhouse
| 3 bd · 3 ba · sleeps 6 | $19,049 | $280 | 19% | 5★ (110) | 1.0 mi | AirbnbVrbo |
Dog Friendly-1/2 Mile to Pigeon Forge & Dollywood Townhouse | 3 bd · 3 ba · sleeps 9 | $18,553 | $278 | 18% | 5★ (73) | 1.0 mi | AirbnbVrboBooking |
Modern & Cozy | PrimeLocation | Pet friendly | BBQ House
| 3 bd · 2.5 ba · sleeps 10 | $29,540 | $252 | 32% | 5★ (30) | 1.1 mi | Airbnb |
Modern & Cozy | PrimeLocation | Pet friendly | BBQ House | 3 bd · 2.5 ba · sleeps 10 | $39,141 | $186 | 58% | 5★ (40) | 1.1 mi | Airbnb |
Prime Location+Pet Friendly+Modern Decor Townhouse
| 3 bd · 3 ba · sleeps 8 | $44,306 | $234 | 52% | 4.8★ (61) | 1.1 mi | AirbnbVrboBooking |
Maggie’s Place near Dollywood and Ripken-Sleeps 8 Townhouse
| 3 bd · 2.5 ba · sleeps 8 | $21,671 | $323 | 18% | 5★ (60) | 1.1 mi | AirbnbVrbo |
The Hangout #384 Vacation home | 3 bd · 3 ba · sleeps 6 | $37,543 | $277 | 37% | — | 1.1 mi | Booking |
Show 35 more
Cozy, Peaceful TN Home: 3BR/2BA, garage+patios
House · 3 bd · 2 ba · sleeps 6 · 1.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $30,327ADR $133Occ ≈ 62%4.7★ (7)
Barrstone Ranch · ★Yellowstone Themed Cabin/Theater/GameRoom/HotTub★
Cabin · 3 bd · 3 ba · sleeps 7 · 1.5 mi
Revenue $43,106ADR $277Occ ≈ 43%5★ (3)
A Song Writers Paradise, Hot Tub Once Owned By Dolly Parton
Chalet · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $88,147ADR $340Occ ≈ 71%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Be Our Guest! Disney house! Pet/kid friendly House
| 3 bd · 2 ba · sleeps 7 | $47,872 | $218 | 60% | 4.8★ (42) | 1.1 mi | AirbnbVrboBooking |
Luxe 3BR Townhouse w/Game Room*Close to Dollywood House
| 3 bd · 2.5 ba · sleeps 10 | $53,704 | $252 | 58% | 5★ (90) | 1.1 mi | AirbnbVrbo |
Modern 3BD | Close to Town | Game Room | Hot Tub Cabin
| 3 bd · 2.5 ba · sleeps 8 | $6,542 | $233 | 8% | 4.7★ (3) | 1.4 mi | AirbnbVrboBooking |
3BD|Sleeps 10|Near Dollywood|NEW Cabin
| 3 bd · 1.5 ba · sleeps 8 | $5,504 | $268 | 6% | 5★ (1) | 1.4 mi | AirbnbVrboBooking |
Modern 3BD Home Near TOWN! Hot Tub + Games + VIEWS House
| 3 bd · 2.5 ba · sleeps 10 | $25,053 | $237 | 29% | 4.7★ (22) | 1.4 mi | AirbnbVrbo |
Cabin Goals! Best Location | Pool & Hot Tub • Dogs Cabin
| 3 bd · 3 ba · sleeps 10 | $87,357 | $428 | 56% | 5★ (167) | 1.4 mi | AirbnbVrboBooking |
4 Miles to DollyWood! EZ City Drive, View, Sunrise Cabin
| 3 bd · 3 ba · sleeps 10 | $80,633 | $367 | 60% | 5★ (184) | 1.4 mi | AirbnbVrbo |
Modern Retreat | Hot Tub, Game Loft & Easy Access Cabin
| 3 bd · 2.5 ba · sleeps 8 | $49,238 | $226 | 60% | 4.8★ (169) | 1.4 mi | AirbnbVrbo |
Indoor Pool | Hot Tub | Views | Pets | NERF Wars Cabin
| 3 bd · 3 ba · sleeps 10 | $106,698 | $461 | 63% | 5★ (182) | 1.4 mi | AirbnbVrbo |
Cozy, Peaceful TN Home: 3BR/2BA, garage+patios House
| 3 bd · 2 ba · sleeps 6 | $30,327 | $133 | 62% | 4.7★ (7) | 1.5 mi | Airbnb |
Free Dollywood Tix/10Min2Dollywood/DogsOK Cabin
| 3 bd · 2.5 ba · sleeps 8 | $61,956 | $279 | 61% | 5★ (92) | 1.5 mi | AirbnbVrbo |
NEW Dollywood Hills W/HotTub-View-Games-Grill-King Cabin | 3 bd · 2.5 ba · sleeps 10 | $28,967 | $254 | 31% | 4.8★ (130) | 1.5 mi | AirbnbVrboBooking |
Modern | Location! | Theater-Arcade | Hot Tub Cabin
| 3 bd · 3 ba · sleeps 8 | $52,632 | $267 | 54% | 5★ (22) | 1.5 mi | AirbnbVrbo |
Barrstone Ranch · ★Yellowstone Themed Cabin/Theater/GameRoom/HotTub★ Cabin | 3 bd · 3 ba · sleeps 7 | $43,106 | $277 | 43% | 5★ (3) | 1.5 mi | Vrbo |
Dollywood | Bunks w/ Slide | Game Room | Hot Tub Cabin
| 3 bd · 2.5 ba · sleeps 10 | $69,673 | $303 | 63% | 5★ (143) | 1.5 mi | AirbnbVrbo |
Free Dollywood Tix/DogsOK/10Min2Dollywood Cabin
| 3 bd · 2.5 ba · sleeps 8 | $59,729 | $280 | 58% | 5★ (89) | 1.5 mi | AirbnbVrbo |
Into the Mystic - Chic decor, hot tub, & game room Cabin | 3 bd · 2 ba · sleeps 9 | $71,462 | $312 | 63% | 4.8★ (44) | 1.5 mi | AirbnbVrbo |
★Yellowstone Themed Cabin/Theater/GameRoom/HotTub★ Cabin | 3 bd · 3 ba · sleeps 8 | $58,925 | $245 | 66% | 4.8★ (83) | 1.5 mi | AirbnbVrboBooking |
Paved Roads | Mins to Dollywood | Hot-Tub | Pets Cabin
| 3 bd · 2.5 ba · sleeps 9 | $62,932 | $259 | 67% | 4.8★ (52) | 1.5 mi | AirbnbBooking |
Free Dollywood Tix/10Min2Dollywood/Theater Cabin
| 3 bd · 3 ba · sleeps 8 | $69,776 | $300 | 64% | 5★ (171) | 1.6 mi | AirbnbVrbo |
Private Getaway Near Pigeon Forge with a Pool! House | 3 bd · 2 ba · sleeps 6 | $32,129 | $213 | 41% | 4.8★ (64) | 1.6 mi | AirbnbVrbo |
Modern Mountain Home Near Dollywood | 3BR 2BA House
| 3 bd · 2 ba · sleeps 8 | $26,765 | $217 | 34% | 4.8★ (12) | 1.6 mi | AirbnbVrbo |
A Song Writers Paradise, Hot Tub Once Owned By Dolly Parton Chalet | 3 bd · 2 ba · sleeps 6 | $88,147 | $340 | 71% | 5★ (1) | 1.6 mi | Booking |
A Song Writers Paradise, Free Tickets, No Catch Cabin
| 3 bd · 2.5 ba · sleeps 6 | $80,735 | $329 | 67% | 4.5★ (8) | 1.6 mi | AirbnbVrbo |
Log Bunk Bed, Playhouse, & TeePee 5mi to Dollywood Townhouse
| 3 bd · 2.5 ba · sleeps 10 | $30,357 | $179 | 46% | 5★ (98) | 1.7 mi | AirbnbVrboBooking |
GameRoom~Hot Tub~NearDollywood~NoSteepRoads~ Townhouse
| 3 bd · 2.5 ba · sleeps 8 | $39,221 | $233 | 46% | 5★ (23) | 1.8 mi | AirbnbVrbo |
View Prime Location Min to Pkwy, Dollywood, More Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $3,781 | $290 | 4% | — | 1.8 mi | AirbnbVrboBooking |
Views! Gorgeous New Construction Min to Dollywood! Condominium (condo)
| 3 bd · 2 ba · sleeps 6 | $1,695 | $117 | 4% | 5★ (1) | 1.9 mi | AirbnbVrbo |
River Front Fun! Tubing, Kayak, Fishing on River! Cabin
| 3 bd · 2 ba · sleeps 8 | $55,221 | $301 | 50% | 4.7★ (135) | 1.9 mi | AirbnbVrbo |
Mountain Views with Easy Access House
| 3 bd · 3 ba · sleeps 8 | $61,087 | $241 | 69% | 5★ (393) | 2.0 mi | AirbnbVrbo |
#6 Cozy Cabin on the River-Good Roads-Pigeon Forge Cabin
| 3 bd · 2 ba · sleeps 8 | $53,461 | $276 | 53% | 4.5★ (208) | 2.0 mi | AirbnbVrbo |
10 Min From Everything King BED/3BD 2 BA Hottub House
| 3 bd · 2 ba · sleeps 8 | $28,728 | $241 | 33% | 4.8★ (114) | 2.1 mi | AirbnbVrbo |
Quiet & close to Dollywood fenced yard for dogs Cabin
| 3 bd · 2 ba · sleeps 8 | $51,448 | $190 | 74% | 4.9★ (255) | 2.1 mi | AirbnbVrbo |
Cabin on the river- 10 mins to Dollywood and town Cabin
| 3 bd · 2.5 ba · sleeps 10 | $62,485 | $376 | 46% | 4.9★ (89) | 2.2 mi | AirbnbVrbo |
Fun! 5 Min to Dollywood! 500+ Games and MORE Cabin
| 3 bd · 2 ba · sleeps 10 | $61,494 | $351 | 48% | 5★ (283) | 2.2 mi | AirbnbVrbo |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Est. revenue
$49,110
NOI
$27,387
Cash flow /mo
$2,282
Cash needed
$513,396
Cash-on-cash (all cash)
5.3%
ROE (yr 1)
8.1%
Cap rate
5.8%
DSCR
—
Year-1 write-off
$129,150
Year-1 tax shield @ 32%
$41,328
Year-1 return on equity
- Cash flow (annual)$27,387
- Principal paydown (n/a, cash)$0
- Appreciation at%$14,247
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,822
- Platform fees (3% of revenue)$1,473
- Maintenance / capex (5% of revenue)$2,456
- Utilities & supplies$4,200
- HOA$0
- Property tax$923
- Insurance (STR-rated)$2,849
Cash needed to close
- Purchase price (all cash)$474,900
- Closing costs (4.0%)$18,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,328
Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$365,000
Short-life (5/15-yr)
$109,000 · 30%
Year-1 deduction
$129,000
Year-1 tax shield @ 32%
$41,000
Land 23% (county tax record, market value split) · building $255,000 over 39 years · new furniture $20,000
Based on: 1,661 sq ft, built 1975, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $81,000 in year 1 (17% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$9,400 new × 40% good × 2.68 allocation
- $8,300
Kitchen countertopsdefault
$7,700 new × 40% good × 2.68 allocation
- $3,100
Decorative trimdefault
$2,900 new × 40% good × 2.68 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.68 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.68 allocation
- $4,600
Window coverings (17)default
$4,300 new × 40% good × 2.68 allocation
- $11,400
Carpet, vinyl & laminate (100% of floors)listing
$10,700 new × 40% good × 2.68 allocation
- $7,900
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 2.68 allocation
- $4,800
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.68 allocation
- $8,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.68 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,300
Paving: driveway & walks (paved)listing
$8,400 new × 50% good × 2.68 allocation
- $10,900
Landscaping (typical)default
$8,100 new × 50% good × 2.68 allocation
- $2,200
Patiosdefault
$1,600 new × 50% good × 2.68 allocation
- $25,000
Decks & porches (attached)listing
$18,700 new × 50% good × 2.68 allocation
- $192,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$180,000 new × 40% good × 2.68 allocation
- $20,000
Building plumbing & fixturesdefault
$18,700 new × 40% good × 2.68 allocation
- $19,600
Building electrical & lightingdefault
$18,300 new × 40% good × 2.68 allocation
- $20,000
HVACdefault
$18,700 new × 40% good × 2.68 allocation
- $2,800
Fireplacelisting
$2,600 new × 40% good × 2.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,500 | $49,400 | $300 | $129,200 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $228,800 | $228,800 |
| Total | $79,500 | $49,400 | $255,300 | $384,100 |
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
STR allowed in most of Sevier County; inside Gatlinburg city limits only in overnight-rental zones.